Enquiry form
Latest Blogs
Stamp Duty on Second Property Explained
If you are planning to buy a second home or invest in property in the UK, there are several costs that buyers often overlook. The most important of these is the stamp duty on a second property, which is a central talking point among landlords, investors, and those looking to purchase holiday homes. The HMRC rules update, rising prices, and the latest SDLT bands have made it necessary to understand what is owed before any commitments.This guide will help landlords break down everything, including current rates, refund rules, and how they affect returns on investment. What Counts as a Second Property for Stamp Duty?As per HMRC, you will need to pay higher stamp duty land tax (SDLT) when you already own another home anywhere in the world and you’re buying an additional residential property, which may include: Buy-to-let propertyA holiday homeA second home purchased whilst keeping your primary residenceInvestment flats bought for rental incomeA property purchased jointly if one buyer already owns a homeThe surcharge applies to any second home costing £40,000 or more, and below this threshold, SDLT does not apply.Updated Stamp Duty Rates for Second Homes (2025–2026)Second homes are subject to a 3% surcharge on top of the standard SDLT rates, officially called the Higher Rates for Additional Dwellings. Let’s see how it works:The standard stamp duty rate applies first.A 3% additional dwelling surcharge is added to each band.How Stamp Duty on Second Property Is Calculated (Examples)Let’s understand it with simple terms:Example 1: Buying a £300,000 Investment FlatStandard SDLT on a £300,000 home applies first.Then an extra 3% is added across the band.Total stamp duty may fall around £11,500–£14,000+, depending on the exact bands.Example 2: Buying a £550,000 Second HomeStandard rates apply across multiple bands.Add 3% surcharge.Final SDLT could exceed £28,000+.The total tax depends on property price bands, not a single rate.Can You Avoid or Reduce Stamp Duty on a Second Property?There are a few situations where stamp duty on a second property can be reduced or avoided completely, though these are limited and strictly regulated:Buying a property under £40,000Buying non-residential or mixed-use property (farmland, shops with flats)Replacing your primary residence and selling your original home within the HMRC windowCertain inherited properties (depending on ownership share)Stamp Duty Refunds When You Sell Your Main HomeMany buyers do not realise they may be due a refund. If you buy a new home whilst still owning your previous one, HMRC classifies the new one as a second property, meaning you must pay the higher rate. However, if you sell your original main residence within 36 months, you can claim a refund of the surcharge.Things to consider:Refunds must be claimed within 12 months of selling the original home, or within 12 months of filing your SDLT return, whichever comes later.Refunds apply only if the new property becomes your main residence.How Higher Stamp Duty Affects Landlords and InvestorsThe extra 3% can make the initial cost of a buy-to-let more expensive, which affects:Return on investment (ROI)Cash flow planningLong-term rental yield calculationsPortfolio expansion decisionsHowever, rental demand in the UK remains strong, especially in cities like London, Manchester, Birmingham, and university towns. Many landlords continue to invest because strong rents can offset the higher purchase costs over time.Common Mistakes in Stamp Duty on Second HomesMany buyers face unexpected issues because of misunderstandings about SDLT and lose thousands. Common mistakes include:Assuming joint purchases split ownership for SDLT (they do not)Not budgeting for the surchargeBuying through a company, thinking it reduces tax (it does not, companies still pay a surcharge)Failing to claim a refund within the HMRC time limitsMisunderstanding inherited property rulesHow Cribs Estates Helps Buyers and LandlordsCribs Estates specialises in:Understanding all costs involved, including SDLTComparing high-yield investment areasFinding properties that maximise rental incomeManaging legal compliance and purchase requirementsBuilding long-term property portfolios with proper tax planningWhether you are buying your first investment flat or expanding your property portfolio, we make the entire process simple, transparent, and stress-free.FAQs about Stamp Duty on Second Property1. Do overseas buyers pay extra stamp duty on second properties?Yes. Overseas buyers pay the 3% second-home surcharge, plus an additional 2% non-resident SDLT surcharge.2. Is stamp duty different if I buy a second property with someone else?If any person in the purchase already owns a home, the surcharge applies to the whole transaction, even if the other person is a first-time buyer.3. Does inherited property count as owning a home for SDLT?Yes, if you inherit more than a 50% share, it counts as an owned property under HMRC rules.Read More: https://www.cribsestates.co.uk/blog/how-much-are-letting-agent-fees-for-landlords-in-2026
Read moreShort Term Lodging London Guide for Landlords
London is among the world’s most visited cities, welcoming millions of tourists, professionals, and students every year. As a result, short-term lodging in London has become an effective way for landlords to earn high rental yields whilst keeping their properties occupied by renters. However, with recent changes to local laws and the upcoming 2026 licensing reforms, it has become necessary for landlords to manage it to remain legal and profitable. Here’s a helpful guide for you:The Rising Demand for Short Term Lodging in LondonIn the last few years, short-term lodging has made headlines in the rental market. According to data from the Office for National Statistics (ONS), more than 5 million guest nights were spent in short-term lets in London in 2023. This makes the capital one of the largest short-term rental markets in Europe.The demand is driven by multiple factors, including international tourism, local travelling, families seeking temporary residence, and students. Moreover, several platforms allow landlords to advertise their properties to a global audience. What Are The Legal Rules for Short Term Lodging?As per the Deregulation Act 2015, if you are a landlord offering short-term lodging in London, you are allowed to let your entire property for up to 90 nights per calendar year without applying for planning permission. If you exceed the limit, you will need to obtain approval from the local borough council, and any failure will result in heavy fines and restrictions. Boroughs such as Westminster, Camden, and Kensington & Chelsea have already introduced monitoring systems to identify properties breaching the rule.The UK government is already planning to introduce a national short-term let registry in 2026 to improve the safety and transparency standards. Landlords will have to register to let their properties. How To Stay Compliant?As a landlord, you must ensure:The property meets all gas and fire safety regulations.The property is properly insured for short-term guests.Booking records are kept to prove they have not exceeded the 90-day limit.They pay relevant income tax and, where applicable, council tax reclassification.What’s the Market Trend for 2025–2026?The short-term lodging market in London is continuously on the rise, according to data from the Greater London Authority (GLA). Around 3% of London's housing stock is used by short-term residents. The government plans to tighten regulations, so the market is expected to shift towards better options. Apartments or corporate lets are expected to dominate in 2026, whilst tenants are also averaging more stays, which will help landlords keep on track with bookings whilst staying under the 90-night legal limit. Benefits and Risks of Short Term LettingFor landlords, short-term lodging generates higher returns than long-term lets. It allows owners to use the property personally as well and adjust the prices seasonally. But the risk involves increased council laws, unpredictable rates, or potential property wear and tear that must be dealt with. The key is to find the balance through a reliable, local estate agent like Cribs Estates, which has years of experience managing lettings for its landlords. The Future of Short Term Lodging in LondonIn 2026, new laws and registration models will be introduced, so landlords need to prepare early. The focus will be on volume listings, quality, compliance, and well-managed short-term stays. Listings that are licensed and verified will appeal to more tenants, ultimately bringing more returns.Frequently Asked Questions1. Can I rent out my spare room without breaking the 90-day rule?Yes. The 90-day limit applies only to entire properties. If you’re renting out a spare room whilst living in the same property, you’re usually exempt, but you must still follow safety and tax rules.2. Do I need a licence for short term lodging in London?Currently, you only need a licence if your borough requires it or if you exceed the 90-day limit. However, from 2026, a national registration scheme will make it mandatory to register all short-term lets.How Cribs Estates Supports Landlords?At Cribs Estates, we help landlords at every step, including property marketing and guest vetting, compliance checks, and maintenance.We stay up to date with the latest council and government regulations, ensuring your property remains fully compliant under the 90-day rule and upcoming 2026 licensing laws.By combining local market expertise with professional management, Cribs Estates helps you maximise your rental income. Whether you’re letting a studio or a serviced apartment in Central London, we ensure your property is handled with care and precision.
Read moreFreehold Property for Sale in London: Buyer’s Guide 2026
If you are on a hunt for freehold property for sale in London, then you are not alone. With so much attention on leasehold reforms and ground rent issues in recent years, many buyers now prefer the freedom and long-term security that comes with freehold ownership.Whether you are a first-time buyer, a family looking for a forever home, or an investor seeking stable returns, understanding what freehold means and how it benefits you is the key to making a wise decision.What Does Freehold Mean?In simple terms, when you buy a freehold property, you own both the building and the land it stands on. There is no time limit on ownership, meaning the property is entirely yours until you choose to sell it.This is different from leasehold, where you only own the property for a set number of years and must pay ground rent and service charges to the freeholder. Most houses in London are freehold, whilst the majority of flats are leasehold due to shared land and maintenance responsibilities.Why Buyers Prefer Freehold PropertiesHere are a few reasons why freehold homes are so popular:You save hundreds, sometimes thousands of pounds every year.You can renovate, extend, or modify your home (subject to planning permission).Freehold homes usually keep their value well over time.Buyers see freehold as a safe investment, making future sales simpler.Freehold vs Leasehold: What the Numbers Say?According to government data for 2024, there are around 4.8 million leasehold dwellings in England, accounting for about 19% of the housing market. Around 91% of flats are leasehold, compared with only 7% of houses.This means freehold houses are becoming increasingly valuable, especially in London, where land is limited. The same report shows that the share of leasehold houses has fallen from 8% in 2021–22 to 7% in 2023–24, proving that more buyers are now seeking full ownership.Where to Find Freehold Homes in LondonFreehold properties can be found across London, but they are more common in suburban areas and parts of Outer London. Neighbourhoods like Wimbledon, Finchley, Ealing, Croydon, and Bromley are popular for freehold houses, offering good transport links and family-friendly communities.In Central London, freehold properties are rarer and often come at a premium price due to limited space and heritage restrictions.Buying a Freehold PropertyThe process of buying a freehold home in London is similar to other purchases but involves a few extra checks. Here’s what you should expect:Start by viewing properties and making an offer through your estate agent.Your solicitor will confirm the freehold title, boundaries, and planning permissions.A property survey ensures the building is in good condition, whilst your lender confirms the mortgage.Once contracts are exchanged and funds transferred, you officially become the freeholder.The Cost of Buying Freehold Property in LondonThe prices of freehold properties vary depending on location, property type, and condition. In 2025, the average freehold house price in London ranges from £500,000 to £1.5 million, with premium areas like Kensington and Hampstead reaching several million pounds.Investment Opportunities in Freehold HomesFreehold houses make excellent investment options for landlords and developers. With London’s population still growing and the rental market in high demand, owning a freehold gives investors greater flexibility.You can choose to let the property as a single-family home, convert it into flats, or even develop the land in the future (subject to permissions). This freedom makes freehold properties a key part of many investors’ portfolios.Common Questions About Freehold Properties1. Is freehold always better than leasehold?Usually, yes, because it offers full ownership and no ongoing ground rent. However, leasehold flats can be more affordable and easier to maintain in some cases.2. Can flats be freehold?It’s rare, but some small blocks of flats share a “share of freehold” agreement where all owners jointly hold the freehold title.3. Are freehold homes easier to sell?Yes. Buyers often prefer them because they don’t have to worry about lease extensions or landlord restrictions.How Cribs Estates Can HelpAt Cribs Estates, we help buyers, investors, and landlords find the best freehold properties for sale in London. Our experienced team offers full support from property search to valuation, negotiation, and purchase completion.We also guide investors on which areas deliver the best returns and can manage your property if you decide to rent it out. With years of experience in the London property market, we ensure a smooth, transparent, and rewarding buying experience.
Read moreHow Much Are Letting Agent Fees for Landlords in 2026
It’s rewarding to let property in London, but it also involves time and effort, and responsibility. This is where the letting agents come in and handle everything for you in the market, including tenant screening, rent collection, and maintenance. But the common question is: how much are letting agent fees for landlords? If you are planning to rent your property this year, we have compiled a fee structure to help make your investment worthwhile. Let’s start with:What Are Letting Agent Fees?Letting agent fees are the charges landlords pay for professional help in managing their rental properties. These fees vary depending on the level of service you choose, from a simple tenant finding package to complete property management.In 2026, fees may vary slightly between agents and locations, but most London agencies, including Cribs Estates, let their clients know in advance. The aim is to ensure landlords know exactly what they’re paying for without any surprise charges later.What are the types of Letting Agent Services?There are three main types with separate costs: Tenant-Find OnlyFor landlords who want to manage their properties themselves, the agents will help them with advertising the property, handling enquiries, arranging visits, and securing tenants. They also help with preparing tenancy agreements and typically charge 8–12% of the annual rent (one-time fee).Rent Collection ServiceAgents help find new tenants and manage rent payments each month. They are responsible for ensuring timely rent and chasing after late payments, and handling payment-related issues. The typical fee is 10–14% of monthly rent.Full Property ManagementThis is the most widely used option for landlords who want to focus on other portfolios but don’t have the time to handle all tasks. The agents handle all tasks, including finding tenants and collecting rent, as well as managing repairs, inspections, and legal compliance. The typical fee in 2026 is 12–18% of the monthly rent.What’s Included in Letting Agent Fees?Whilst costs may vary, a good letting agent should offer a comprehensive package that covers:Professional property marketing on major portals.Tenant referencing and background checks.Right to Rent and ID verification.Preparing tenancy agreements and legal documents.Rent collection and deposit protection.Routine inspections and maintenance coordination.Handling tenant issues and renewals.Some agents may also offer additional services, such as rent guarantee insurance or inventory management, for a small extra fee.What Affects Letting Agent Fees in 2026Several factors can influence how much you pay:Central London properties usually attract higher fees due to demand and complexity.HMOs and luxury properties often need more management time.Full management packages naturally cost more than tenant-find only.As the rental market in London stays strong in 2026, some agents may slightly adjust their fees to match demand.Why Paying for a Letting Agent Is Worth It?You don’t have to deal with tenant calls, repairs, or legal updates.Agents ensure your property meets all compliance requirements, including gas safety, electrical checks, and deposit rules.Agents have access to quality tenants through screening and referencing.Professionals know how to ensure minimum void duration. Frequently Asked Questions1. Can landlords still charge tenants admin fees in 2026?No. The Tenant Fees Act bans most tenant fees in England. Letting agent fees are only charged to landlords, not tenants.2. Are letting agent fees tax-deductible?Yes, landlord letting fees are classed as allowable expenses and can be deducted from your rental income when filing taxes.3. How can I compare letting agent fees?Always check what services are included. Some cheaper options might not cover inspections or maintenance, which can cost you more later.How Cribs Estates Helps Landlords in 2026At Cribs Estates, we understand that every landlord’s needs are unique, whether you manage a single flat or several rental properties. We aim to make the letting process simple, transparent, and profitable by onboarding local resources from the area. We offer flexible services, from tenant-find only to full property management, so you can choose the level of support that suits you best. Our pricing is clear and fair, with no hidden costs, so you always know exactly what you’re paying for and why.
Read morex
Comments